2017 6月、7月矽谷房市行情報告

Maggie Chien-Realtor 矽谷專業房地產經理人】一直以來,六月中到七月底的矽谷,都是房市淡季,可以點此到去年暑假市場分析,但是2017年七月跟2016年的冬天一樣,這個市場「是反常的」。淡季不淡,房價再創新高,就MLS銷售所需日期與加價率看來,矽谷房市漲不歇,預計下個月,還會有另一波高點出現。

今年七月是我入行以來最忙的一個月,因為房市交易熱絡,我沒出城、沒度假,七月我跟同事一同協力銷售兩間房子,幫助客人買到三間房子,這個夏天,實在是忙翻了!說說我的 Listing吧,位於South San Jose的兩房house,因為還在pending,但是收到9份offer,加價率超越10%,至於Santa Clara的三房新裝修房,也還在pending,但是看屋量高達100組人,總共有40組人要了報告,最後收到14份offer,加價率超越25%。

這兩個月下offer,如果依照五月、六月成交價買房,除非cash offer,不然幾乎是是買不到房子的,就連我幫客人在south San Jose投標買的2房Condo,如果裝修過加上有staging的房子,已經超越社區行情5000、10000還不見得買到,也常見到cash offer殺出,房價漲幅不歇,還是跟市場供需失衡有著重大關係。

看看數據吧!由下列表可以顯示,幾乎南灣每一個大小城市的去化速度依然很快,加價率依然穩健!

再次強調,我寫市況,不是為了炒房,而是讓有心買房的人更了解市場,我非房市投機客,也沒有資金在房市當短期投資使用,我做好我的本業,幫助客戶以合理價格順利買賣房屋,讓每一個客戶在交易的過程中安心成家。

以下是2017年六月、七月 MLS矽谷南灣最新交易數據。曲線圖是加價率、折線圖則是成交所需天數,所需日期越短、市場越熱絡。如果你對房市交易、房價有任何的問題,歡迎與我聯繫。

 

 

Time frame is from Aug 2016 to Jul 2017 Postal City is 'Sunnyvale' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 900 listings
Time frame is from Aug 2016 to Jul 2017 Postal City is Sunnyvale’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 900 listings

 

Time frame is from Aug 2016 to Jul 2017 Postal City is 'Cupertino' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 330 listings
Time frame is from Aug 2016 to Jul 2017 Postal City is ‘Cupertino’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 330 listings

 

SC Time frame is from Aug 2016 to Jul 2017 Postal City is 'Santa Clara' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 920 listings
SC Time frame is from Aug 2016 to Jul 2017 Postal City is ‘Santa Clara’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 920 listings
Mountain View
Time frame is from Aug 2016 to Jul 2017 Postal City is ‘Mountain View’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 560 listings
Palo Alto
PA Time frame is from Aug 2016 to Jul 2017 Postal City is ‘Palo Alto’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 460 listings
Berryessa
Time frame is from Aug 2016 to Jul 2017 Area Name is ‘5 – Berryessa’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 810 listings

 

LA Time frame is from Aug 2016 to Jul 2017 Postal City is 'Los Altos' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 370 listings
LA Time frame is from Aug 2016 to Jul 2017 Postal City is ‘Los Altos’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 370 listings
Postal City is 'Campbell' Property Type is 'Residential' Property Sub Type is one of 'Single Family Home', 'Condominium', 'Townhouse' Results calculated from approximately 490 listings
Postal City is Campbell’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 490 listings

如果您對上述行情有任何問題,或是有買賣房屋需求,歡迎透過下列方式與我聯繫

  • FB/電郵:chienmingwei@gmail.com
  • 微訊:maggiechien002
  • LINE:chienmingwei
  • FB粉絲專頁:Maggie Chien-Realtor

2017 5月矽谷房市行情報告

Maggie Chien-Realtor 矽谷專業房地產經理人】MLS五月最新成交行情出爐,反映了今年四月的買氣。 今年股債雙漲的背景之下,資金充盈,矽谷的房市平均房價也再創新高,此外加價率依然持續上揚,南灣唯獨Berryessa出現不到1%的加價率跌幅,多數主要城市的銷售所需日期依然繼續降低。

目前的經濟局勢依然樂觀,美股漲幅屢創新高,既然漲勢已高,未來漲幅就會縮小,不過身在矽谷,總能第一線感受到科技業的局勢,最近幫客人招租,地點位於Sunnyvale、Santa Clara等矽谷中心位置的區域,投出租約申請的,多是剛拿到offer工作的應屆畢業生,矽谷人文薈萃,科技業的榮景依然未歇。

最近客人或甚至找別人買房的網友,還是一直問我:「房子聽說十年一場大跌幅,灣區房子是不是要跌了?」 我每一個月都會有人問我這個問題,我今年的看法維持一致,今年看不到跌勢,明年我還料不準,真的很抱歉,我不是神仙。

舉幾個例子吧! 這個月有幾間Sunnyvale 2b/2b 開價75萬元左右的town house,都送出了40分左右的disclosure,加價率超過15%。上周我幫客人下了一間Los Altos High的大房,經過擴建跟整修,開價300萬元,加價率超過30%。 Sunnyvale 北側94089 3B2.5B的Town house最高價已經賣破140萬元,Sunnyvale 94087學區房,每一呎都已經站穩$1200。

今年雨季長,銷售熱季來的晚,就算已經六月,在美股指數來到新高的背景下,矽谷房地產市場依然信心十足,市場未見降溫,如果你想買房,此刻依然要有奮力一搏的準備。

當然這個經濟市場不是沒有隱憂

第一、指數、房市已高,獲利也許有賣壓。

第二、政經動盪,川普的政策與股債雙漲的隱憂

第三、七月、八月是傳統淡季,銷售量可能會影響價格?

第四、聯準會升息

第五、大型天災像是大地震

上述情形若同時發生了兩到三個,也許房價漲幅會稍有止歇。

 

 

 

以下看看五月的加價率與銷售天數,加價率創新高、銷售所需日期多數城市繼續降低

 

Time frame is from Jun 2016 to May 2017 Postal City is 'Menlo Park' Property Type is 'Residential' Results calculated from approximately 380 listings
Time frame is from Jun 2016 to May 2017 Postal City is ‘Menlo Park’ Property Type is ‘Residential’ Results calculated from approximately 380 listings

 

SU 201706
Time frame is from Jun 2016 to May 2017 Postal City is ‘Sunnyvale’ Property Type is ‘Residential’ Results calculated from approximately 870 listings

 

CU
Time frame is from Jun 2016 to May 2017 Postal City is ‘Cupertino’ Property Type is ‘Residential’ Results calculated from approximately 340 listings
PA
Time frame is from Jun 2016 to May 2017 Postal City is ‘Palo Alto’ Property Type is ‘Residential’ Results calculated from approximately 450 listings
LA
Time frame is from Jun 2016 to May 2017 Postal City is ‘Los Altos’ Property Type is ‘Residential’ Results calculated from approximately 360 listings
Time frame is from Jun 2016 to May 2017 Postal City is 'Santa Clara' Property Type is 'Residential' Results calculated from approximately 890 listings
Time frame is from Jun 2016 to May 2017 Postal City is ‘Santa Clara’ Property Type is ‘Residential’ Results calculated from approximately 890 listings
CB
Time frame is from Jun 2016 to May 2017 Postal City is ‘Campbell’ Property Type is ‘Residential’ Results calculated from approximately 460 listings
B
Time frame is from Jun 2016 to May 2017 Area Name is ‘5 – Berryessa’ Property Type is ‘Residential’ Results calculated from approximately 790 listings
E
Time frame is from Jun 2016 to May 2017 Area Name is ‘3 – Evergreen’ Property Type is ‘Residential’ Results calculated from approximately 810 listings

 

再次說明,我是房地產經紀,是幫助你合理出價買到房子,協助你把房子賣在高點,絕對不是要炒高房地產市場,我天天看房子,適時地將市場現況記錄下來,如果您有買賣房屋需求、出租房管理,或任何關於矽谷房地產資訊

歡迎利用以下方式與我聯繫、預約看房

    • 電話 408-505-3003
    • FB/電郵:chienmingwei@gmail.com
    • 微訊:maggiechien002
    • LINE:chienmingwei
    • FB粉絲專頁:Maggie Chien-Realtor

     

 

 

 

 

 

 

2017 4月矽谷房市行情報告

請您動動手,到我FB按個讚,就能看到我即時分享矽谷地產市況

 

這周幫客戶下了幾個東灣、甚至北灣的offer,通通沒有拿到,歸咎原因「輕敵了!」

我以為房市只有南灣火熱,沒想到東灣、北灣都有十幾份offer的熱況,因為房價不高但是租金報酬不錯,也有許多現金買家在市場上獵房。

近幾個月矽谷房市熱銷,大部分的區域市場呈現搶房、房源從上市到進入合約日期明顯縮短、加價率急速竄升,除了 Los Altos 跟Palo Alto 加價率稍有緩息之外,其餘加價率繼續攀升,市場依然火熱。

請看下列不同城市的數據。統計期間為2016年5月到2017年4月,資料來源是MLS,請看圖參考最新市場成交數據與走勢變化。特別說明這些數據不分產品,包括Single Family, Condo, Town House的平均分析,部分區域跨Zip code,舉例來說Berryessa就有95131,95132,95133。

 

長條圖為上市到進入合約期間平均所需天數、折線圖顯示為平均加價率。

Sunnyvale
Sunnyvale     Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 860 listings
Campbell
Campbell   Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 860 listings
Berryessa
Berryessa Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 790 listings
SC
Santa Clara Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 860 listings
Cupertino
Cupertino Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 600 listings

 

RW
Redwood City Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 670 listings
E
Evergreen Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 810 listings
ST
Saratoga Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 350 listings

 

LA
Los Altos Time frame is from May 2016 to Apr 2017 Zip Code is ‘94022’, ‘94023’, ‘94024’ Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 450 listings

 

PA
Palo Alto Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 460 listings

 

Mountain View
Mountain View Time frame is from May 2016 to Apr 2017 Property Type is ‘Residential’ Property Sub Type is one of ‘Single Family Home’, ‘Condominium’, ‘Townhouse’ Results calculated from approximately 570 listings

以上是市場趨勢大方向,房市經常因為學區、街道、治安、嫌惡設施(硬傷)有所區別,必須個案討論,如果您有任何關於矽谷房地產的問題想與我討論,請您與我聯繫。 謝謝

 

2016年的矽谷房市分析報告

2016年就這樣轟轟烈烈地過去了,在預測今年的房價走勢之前,

我們先來回顧一下2016年南灣房市概況,請耐心地看到最後吧!

 

一、綜合買氣指標:2016年底淡季不淡,買氣仍未疲乏

先來看看2016年南灣主要大城市的房子出售數據與成交數量,詳盡描述於圖說。

南灣的Single Family Home', 'Condominium', 'Townhouse'銷售量約6600件
紅色為出售數據、綠色為售出數據,明顯看出淡旺季之差異,雖然2016年底房源已經不多,買氣不弱,成交量拉升。以上數據為Berryessa, Milpitas, Santa Clara, Campbell, Los Gatos, Saratoga, Cupertino, Sunnyvale.  房型為Singla Family, Condo, Townhouse等三種居住產品,數據來自2017年1月5日 MLS統計數據。
chartimg-1
如果我們把往南一點的Central San Jose, Willow Glen, Blossom Valley, Almaden Valley,加進來之後,銷售比差距不大。以上listing約12000多件。

以上房型僅為Singla Family, Condo, Townhouse等三種居住產品,數據來自2017年1月5日 MLS統計數據。

二、銷售分析:剛性需求強、首購型產品最搶手

南灣2016年主要銷售產品價格與成交主要族群,都是以80~100萬元的房型(買方)居多,其次為120~140萬元的族群。80萬元是入主矽谷買House的第一關,在通車時間約30~45分鐘內,區域不算太差者,目前均價已經上看百萬元,80萬元大概能買的可能是有點瑕疵的房型。

(一) Listings by Price Range  (在Berryessa, Milpitas, Santa Clara, Campbell, Los Gatos, Saratoga, Cupertino, Sunnyvale.  房型為Singla Family,上市的房源價格分布)

chartimg-4
上市的房源 價格分布 

在Berryessa, Milpitas, Santa Clara, Campbell, Los Gatos, Saratoga, Cupertino, Sunnyvale.  房型為Singla Family,

 

 

在Berryessa, Milpitas, Santa Clara, Campbell, Los Gatos, Saratoga, Cupertino, Sunnyvale.  房型為Singla Family,成交的房源價格分布↓

chartimg-2
成交的房源 價格分布

若以Berryessa, Milpitas, Santa Clara, Campbell, Los Gatos, Saratoga, Cupertino, Sunnyvale.  House買家,大家可以看一下為數最多的主要購買價還是80~100萬元以及120~140萬元的買方居多。

三、房價繼續漲,已經連漲五年

Time frame is from Jan 2003 to Dec 2016 Area Name is one of '5 - Berryessa', '15 - Campbell', '18 - Cupertino', '16 - Los Gatos/Monte Sereno', '8 - Santa Clara', '17 - Saratoga', '19 - Sunnyvale' Property Type is 'Residential' Property Sub Type is 'Single Family Home' Results calculated from 53,595 listings
Time frame is from Jan 2003 to Dec 2016 Area Name is one of ‘5 – Berryessa’, ’15 – Campbell’, ’18 – Cupertino’, ’16 – Los Gatos/Monte Sereno’, ‘8 – Santa Clara’, ’17 – Saratoga’, ’19 – Sunnyvale’ Property Type is ‘Residential’ Property Sub Type is ‘Single Family Home’ Results calculated from 53,595 listings

不只House在漲,Condo、Town house漲幅也很高,請看下圖,2016 Condo平均漲幅更勝House

chartimg-7
↑ Time frame is from Jan 2003 to Dec 2016 Area Name is one of ‘5 – Berryessa’, ’15 – Campbell’, ’18 – Cupertino’, ’16 – Los Gatos/Monte Sereno’, ‘8 – Santa Clara’, ’17 – Saratoga’, ’19 – Sunnyvale’ Property Type is ‘Residential’ Property Sub Type is ‘Condominium’ Results calculated from 11,869 listings

 

chartimg-8
Time frame is from Jan 2003 to Dec 2016 Area Name is one of ‘5 – Berryessa’, ’15 – Campbell’, ’18 – Cupertino’, ’16 – Los Gatos/Monte Sereno’, ‘8 – Santa Clara’, ’17 – Saratoga’, ’19 – Sunnyvale’ Property Type is ‘Residential’ Property Sub Type is ‘Townhouse’ Results calculated from 12,950 listings

 

四、2017漲不漲?

去年我們已經在擔心,矽谷漲了四年的房價還漲不漲?  就在總統大選前,很多觀望的聲音讓房市交易溫和一些,卻在大選之後因為股市並沒有應聲下跌,反而股市續強,讓市場再度回溫。

市場的法則就是供需,矽谷的房地產市場也很單純,就是太多上市櫃公司員工在這上班,因此跟股市的連動性非常高,股市依然紅熱、矽谷招募外來人才依然熱絡的背景下,就目前來看,矽谷的剛性需求還在,經濟樂觀,今年房價要跌的可能性我個人覺得機會很低

當然,沒有只漲不跌的市場,房價已高的先決條件下,本身就是一個風險,一月分中國大陸開始進行更嚴謹的外匯管制,只是上有政策下有對策,若你是謹慎小心翼翼的人,可以再觀察一下未來川普上台後的市場概況。

老話一句,長期持有、自住,早點買吧,免得老婆一直念

 

買房、賣房 請來電 Maggie Chien  408-505-3003

 

 

 

 

 

2016年4月最新行情/漲勢確立 各自表現

按照慣例,我又來寫MLS最新資料數據分析,四月的數據反映的是三月的房市,上個月我們歷經了平均開價相較去年跳漲10%的日子 應該很多人好奇三月市場的變化

其實從Agent每天在市場打滾的體驗,下的offer數與看房人數多寡,Buyer的出價勇敢度,大概都能感受到灣區房地產的市場溫度,三月我們與同事在出價時,正常的房子offer數都在10份左右,Sunnyvale則都有15份offer,跟天氣一樣,三月房市已經比二月來的溫暖。

除了漲勢再起,成交日也變短。市場如此,Buyer的加價實力不夠可是買不到房子,這幾個月尤其以Sunnyvale & Berryessa 市場更為火熱,買方加價力道十足,不分產品平均加價率漲至今年高點,成交數明顯稅減以下從MLS統計就能看出,就能房價已經高不可攀的Cupertino還是能看到成交天數縮短,加價率在攀升。West San Jose也是差不多的市況,但是我抓的數據只有顯示Single family(沒為什麼,獨厚我的客戶而已,他正在找這裡的House) 請大家見諒 ^^

再次聲明,每個區域、每個Zip Code都有好區跟差一點點的區域,學區、街廓、鄰居素質、是否靠近高速公路、鐵道或重大建設,都與房價息息相關,每間房子在每個人的心中顯示的價值都不一樣,每一個Agent出價之前都應該給客人近期成交數據分析,評估市場與客戶承擔能力,才進行出價。

若有問題歡迎來電、來信討論

 

SU

Apr 2015 to Mar 2016 Sunnyvale

 

BE
Apr 2015 to Mar 2016 Berryessa

 

Santa clara
Apr 2015 to Mar 2016 Santa Clara
CU
Apr 2015 to Mar 2016 Cupertino

 

West SJ house
Apr 2015 to Mar 2016 95129,95130 House only

 

讓我們一起為你的房子寫故事

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